Pennsylvania Landlord-Tenant Laws
If you rent out property in Pennsylvania, these are the rules you need to follow. This page covers the landlord-tenant statutes that come up most often: security deposits, late fees, eviction notice periods, and notice to enter. This is informational only — not legal advice. When in doubt, consult a Pennsylvania landlord-tenant attorney.
| Security deposit cap | 2 months (year 1) / 1 month (subsequent) |
| Deposit return deadline | 30 days |
| Late fee limit | Reasonable |
| Pay-or-quit notice | 10 days (year 1) / 15 days (after) |
| Notice to enter | No statute |
| Month-to-month termination | 15 days |
| Rent control | Prohibited statewide |
Key Rules at a Glance
- IMPORTANTDeposit capped at 2 months (year 1), then 1 month for subsequent years
- NOTEMust return deposit within 30 days with itemized deductions
- IMPORTANTPhiladelphia has additional protections including right to counsel in evictions
- NOTE15-day notice required for month-to-month termination
- IMPORTANTRetaliation against tenants for exercising legal rights is prohibited
Security Deposits in Pennsylvania
Pennsylvania caps security deposits at 2 months (year 1) / 1 month (subsequent). After move-out, landlords must return the deposit (with itemized deductions for unpaid rent or damages beyond ordinary wear and tear) within 30 days. Missing this deadline can expose you to penalties — in many states, the tenant can recover up to 2-3x the wrongfully withheld amount in court.
Best practice:document the unit's condition with photos at move-in and move-out, keep all repair receipts, and send the itemized statement by certified mail.
Late Fees & Grace Periods
The Pennsylvania late fee limit is Reasonable. Late fees should always be specified in the written lease — charging a fee that isn't in the lease is unenforceable in most jurisdictions. Many landlords offer a 3-5 day grace period before the late fee triggers.
Eviction & Notice Periods
For non-payment of rent in Pennsylvania, the standard pay-or-quit notice is 10 days (year 1) / 15 days (after). To end a month-to-month tenancy without cause, give 15 days notice. Self-help eviction (changing locks, removing belongings, shutting off utilities) is illegal in every state — you must go through the court process.
Notice to Enter the Property
Pennsylvania requires No statute before a landlord enters an occupied rental for non-emergency reasons (repairs, showings, inspections). Emergencies (fire, gas leak, flooding) are an exception. Best practice: put the notice in writing — text or email is fine in most states.
Rent Control in Pennsylvania
Prohibited statewide.
What Goes In a Pennsylvania Lease
A solid Pennsylvania lease should specify: monthly rent and due date, late fees and grace period, security deposit amount and return terms, lease length, who pays which utilities, pet policy and any pet deposit, parking arrangements, smoking rules, sublet policy, and any state-required disclosures (lead paint for pre-1978 units, mold disclosure where required).
PropertyNinja's lease generator includes Pennsylvania-specific fields and supports e-signatures, so you can send a finalized lease to a tenant in under 5 minutes.
Disclaimer
This page is a quick reference for Pennsylvania landlord-tenant law as of 2026. State laws change — always verify against current statutes (and any local ordinances) before taking action. PropertyNinja is not a law firm and does not provide legal advice.